Is framing usable?
Hello!
We are remodeling our master shower that was remodeled 7 years ago (before we bought the house and before the previous owners bought the house). We unfortunately live in the rural area of Del Rio, TX (thank you Air Force!) and the quality of work from local contractors is very poor, thus why we have to remodel our master shower after only 7 years. There was water damage due to improper backerboard (greenboard drywall), nails into pan liner too low and on curb, poor mortar bed sloping, and poor thinset mortar application. Honestly I’m surprised the water damage is not worse considering all the mistakes we have found!
We are most worried about the framing around the window. I’m not sure exactly how this water damage occurred, because most of the damage was on the greenboard and the surface level of the studs towards the bottom of the shower. It also looks like there has been sistering done possibly during the last remodel 7 years ago so this damage could be old.
Anyway, I’m unsure if the framing around the window is usable to secure our new backerboard. As you can see in the picture the damage is more on the right side of the window. The right floor to ceiling 2x4 seems to be damaged on the front but is solid towards the back. I don't think I can sister with a 2x4 on the right side due to the close proximity of the pipe (1.5" of space at the window and increasing 2"+ of space below the window). I’m also unsure if I should be worried about the damage to the on the right side floor to top of window 2x4 and the one adjacent to it on the left are so extensive that everything should be replaced. I would love to avoid this option because this is an exterior wall with brick veneer and from my research, replacing these studs is difficult due to the brick ties that are connected to the sheathing and framing.
Lastly, it looks like the sheathing does not contact the bottom of the window, possibly letting a bit of moisture in from the brick veneers. Not sure if I should be concerned about this.
Please let me know your thoughts on how best to proceed. If the right window floor to ceiling 2x4 is usable or whether to sister, have a contractor replace the framing (please no!), or do something else entirely.
Thank you,
Jalen
From a picture, I think it's fine as long as it's not crumbling in your hand. Extend that previous repair to the floor for fresh nailing surface.
Focus on sealing the penetrations from the outside, perhaps now is the time for a new window. Make things watertight. Insulated, vapor barrier.
I work with framing like that all the time. If it'll hold a screw, I'll make it flat.
If you need ultimate piece of mind, I've used Rotfix by System Three before. It's a penetrating epoxy that really hardens soft wood. But I think that's overkill.